The Planning and Zoning Division is responsible for the updating and implementing of the Town’s Comprehensive Plan (Long-Range Planning), and daily planning activities with proposed developments, as well as amending and implementing the Town’s Zoning Code (Short-Range Planning). Town Planning Staff provides residents, developers, contractors and visitors with current zoning information.

Town Comprehensive Plan

The Town’s Comprehensive Plan, required by the State of Florida, is the enabling document that serves as the overall guide to the development of the Key through the Town Zoning Code, the adoption of ordinances, and creation of Town policies. This Plan is amended every seven years, beginning with an evaluation of the overall effectiveness through the Evaluation and Appraisal Report (EAR) as mandated by the Florida Department of Community Affairs (DCA). This evaluation process concludes with amendments to the comprehensive plan in existence at that time.

Town Zoning Code

The Town Zoning Code contains the land development regulations for the Town, to establish comprehensive controls for the development of the land in the Town based on the Comprehensive Plan. The Code is designed to preserve the unique character of the Town and is enacted to protect, promote, and improve the public health, safety, comfort, order, appearance, convenience, morals, and general welfare of the people. The Zoning Code also protects the natural and man-made resources and maintains, through orderly growth and development, the character and stability of present and future land use and community development. Regulations pertaining to permitted land uses, required setbacks, maximum allowable building heights, fence regulations, and regulations for accessory structures such as docks are included in the Zoning Code. Additional land use regulations are included in the Zoning Code, as well as descriptions of the various zoning districts on the Key.

Planning and Zoning Board

Planning Staff reviews proposed site plans for commercial, tourism and multi-family developments (of more than 10-units), and subdivisions (Chapter 157 of the Town Code), prior to their submittal to the Planning and Zoning Board for final consideration by the Town Commission. Staff also reviews applications for Outline Development Plan (ODP) approval through the Planned Unit Development (PUD) process. These requests are also reviewed by the Board, which makes recommendation to the Town Commission. Final action on these requests is made by the Town Commission. The Board only has final authority on special exception applications.

Planning and Zoning Board meetings are held the third Tuesday of the month beginning at 9:00 AM in the Town Commission Chambers located at 501 Bay Isles Road.

The Planning and Zoning Board and Town Commission shall not receive, review, make recommendations or act on applications for outline development plan or site plan approval except during the Town's annual site and development plan season. The annual site and development plan season shall include the months of September, October, November, December, January, February, March, April, May an June of each year.

The period of time between July 1 and August 31 shall not be included as part of the site and development plan season, but shall not preclude the P&Z Board from meeting for the consideration of any other matters.

Scheduled meeting dates and times are subject to change by action of the Planning and Zoning Board.

Zoning Board of Adjustment

Requested variances are reviewed by Planning and Zoning Staff, and forwarded to the Zoning Board of Adjustment for consideration. A variance is a departure from the dimensional or numerical requirements of the Zoning Code, as defined in Section 158.006. The Board also reviews Daylight Plane Waiver and Appeal of Administrative Official applications.

Zoning Board of Adjustment meetings are held the third Thursday of the month beginning at 9:30 AM in the Town Commission Chambers located at 501 Bay Isles Road. Scheduled meeting dates and times are subject to change by action of the Zoning Board of Adjustment.

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